Sunday Opens (4/26/15)

By Dave Fratello | April 26th, 2015

462 36th Place Manhattan Beach CAIf you want a clear sign that this market rally's got plenty of energy left, just look to 462 36th Place.

A property that once couldn't even get a knock at the door, let alone a real buyer, in past markets, came off the boards quickly this year – after less than 2 full weeks of exposure.

The unusual remodel on a half lot, lacking a real garage, positioned on an alley street near Rosecrans, listed at $1.275M and went quickly for quite nearly that: $1.255M in a sale that closed this week.

Looks like there's hope for just about anyone, then.

To plan your open-house tours for this week, use MB Confidential's online list of Manhattan Beach open houses (it's mobile-friendly!).

Don't forget, when previewing homes here on MB Confidential, you can click "Open All Images" right above the main listing photo to get immediate display of all the listing photos at once.

Sand Section

305 3rd Street Manhattan Beach CA305 3rd (3bd/4ba, 2300 sqft.) is a spacious early-90s townhome in the South End of the Sand Section with nice views down the 3rd St. walkstreet and a good-sized top-floor deck.

The layout is typical: a first-floor bedroom suite, master and secondary br on the midfloor, and open living spaces up top.

The home's clean and shows well, but most buyers will be looking to overhaul it in major ways – particularly the kitchen and baths.

The good news is that the spaces are excellent to work with and the location & views will reward the lucky buyer for some time to come.

Did we mention VRBO possibilities? No need – it's obvious.

Modernized, this townhome reaches near $3M in value. So what do you pay to get it in its current shape, and move it toward that?

305 3rd starts at $2.500M and is open Sunday 2-5pm.

3105 Vista Drive Manhattan Beach CA3105 Vista (3bd/4ba, 2400 sqft.) has some kind of backstory that we're not currently privvy to.

You may recognize it as a listing that hit the market in late February and immediately got a buyer. If you do, great work – your memory is functioning great.

The deal that posted March 13 petered out somewhere along the way, and the entire listing was canceled April 7.

At times, a midstream cancellation doesn't mean the deal broke – it can mean, instead, that the agent was trying to close the sale off the MLS, for whatever reasons – typically suggested by the parties to the transaction.

But no. It's back. And instead of the original out-of-area agent, it's represented by a local agent.

Here's our commentary from the listing in March:

[This] is a newer (2003) Mediterranean townhome with somewhat more space than you typically find in a TH. 

It's situated in back off the alley and does not really have views, per se.

Totally vacant, the property shows well enough. The top-floor open living space is what you want in a configuration like this. The kitchen is clean, with stainless appliances, granite counters and an attractive backsplash.

The elevator is a nice bonus.

We noted that this unit seems to be part of a 4-unit development, but this single one got its bold, custom color at some point. The rest remain a pale beige.

3105 Vista starts at $2.300M and is open Sunday 2-4pm.

Tree Section

2418 North Ardmore Avenue Manhattan Beach CA2418 Ardmore (5bd/3ba, 3500 sqft.) is a large family home with all 5br and laundry upstairs. Location is quite near the intersection of Pacific, Ardmore and Marine.

Disclosure: Dave has discussed the property in detail with a client. We therefore present excerpts from the official listing description here, instead of a further review:

"Absolute move in condition 5 bedroom home with lots of living space... Home sits high on the street for privacy. Large sun filled living room faces out onto the greenbelt. Remodeled kitchen with new cabinets and appliances including 6 burner viking stove, granite counters, center island and built in wine fridge. Kitchen opens to remodeled family room with fireplace..."

"New hardwood floors throughout downstairs and 3 of the bedrooms. All bedrooms are good sized and on second level with closet built ins. Very spacious master suite with recently remodeled bathroom featuring step in shower, jacuzzi tub and dual vanities... New low profile AC unit. Walk to parks, pacific school and downtown MB."

2418 Ardmore starts at $2.099M and is open Sunday 1-4pm.

Hill Section

919 Boundary Place Manhattan Beach CA919 Boundary Place (3bd/2ba, 1300 sqft.) is an interesting mix of old and new.

Though the listing states a build date of 2011, that's obviously the year of some additions and remodeling – not the original build date of the home. We found the actual, original build date to be 1953, which makes sense.

The first floor has one modestly sized, open common space up front, including an open, pocket kitchen in one corner with attractive, modern cabinetry and good applicances. Tucked in back on the first floor are two modestly sized bedrooms, each opening to the backyard.

The big change from the original was the addition of a second floor master suite, which is not like one you've seen before.

In fact, it doesn't currently show as a master suite, lacking, as it does, a bed. It's more of a big guy living room. There's a walk-through closet to the master bath, with a shower/tub enclosure which is daringly done in wood paneling. Think boat stain without all the problems of salt air.

Views upstairs are decent, with a long thin line of blue to the south and west, and nice palm trees in the foreground.

The view block potential is evident from the simple fact that there's a big "for sale" sign on the property just neighboring to the west. If that little Pottery-Barn-perfect cottage goes, and a maxed-out home comes in, the top level master bedroom will have a portion of its current views.

919 Boundary starts at $2.349M and is open Sunday 1-4pm.

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